Building regs? Change of use from a garage to a kitchen...?

Question

We bought a house 8 years ago where the garage was changed to a kitchen about a year before we bought it. We bought the house without a problem, but as we're coming to sell it now we're told that a mortgage lender wouldn't lend on it? The garage part (now the kitchen) is attached to the house and it's single skin brick with a pitched, tiled roof. Were the building regs different back then?

Serious amounts of help required...!

Answer 1

Nina,

Are you saying a mortgage lender wouldn't make a loan "because" the house fails to meet a specific building code?  If so, the mortgage company should explain exactly what the problem is, otherwise, you can scan building codes for days without finding out if you do have an infraction.  There's nothing that's says one can't modify their garage and make it a kitchen.  

Others have made some good points here as well.  I think the bottom line is to find out exactly what the issue really is.

good luck

Answer 2

The building code has not changed as far as a single skin extension is concerned. It has always been a requirement of building Regs for you to have a double skin generally internal block work external brickwork. The Regs do change over the years and a cavity insulation is required now.

How ever the problem you have is one that came into play around 2003, when the rules changed around the procedure of selling and buying property. Elements of the construction was then and still is now inspected by a surveyor on behalf of the mortgage company. If they where happy whit what the surveyor said then you got your mortgage regardless of the odd discrepancy such as your problem. Today though any element picked on survey has to be quantified with a certificate or an insurance payment to cover any problems in the future with that area of the property.

This is because the solicitors or Bank who are involved with the purchase or sale can be liable if something like this comes up in the future.

Don't know all your circumstances but you get the picture.

There is one other way around you dilemma, you can build an internal skin from timber studs, similar to a partition, and insulate that then plasterboard and finish. It will mean taking out and refitting your kitchen, extending or reciting you power points this has been done. You can do this through Building regs or not, as it would no long be a single skin and would or should not come up on the survey.

Answer 3

It's impossible for anyone on here to give you the perfect answer since we have no clue what your city building codes are.  The best thing you can do is contact your City Hall, get the number of one of the City Building Inspectors, and find out what the codes for your area are.  Explain to him/her your situation and they will get you the information you need.  If changes need to be made for you to sell, they will tell you what the changes are and specifications.  Odds are they will have to inspect the changes you do anyway, so you may as well have them involved from the beginning.  Don't be afraid of them, they are there to help!